We are planning to buy a 3 bedroom flat in Small Heath with a mortgage. We like our Small Heath conveyancer, however the lender says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Small Heath conveyancing practitioner and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Small Heath conveyancing solicitor to apply to be on the conveyancing panel.

What is the best way to discover of the solicitor conducting my conveyancing in Small Heath is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £192.00 in another set of legal fees.

You should make the most of the search tool on this web page. Pick the lender and type ‘Small Heath’ or your preferred area and you will discover a number of lawyer located in Small Heath or nearest you.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Small Heath is where the house is located. What do you suggest?

Flying freeholds in Small Heath are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Small Heath you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Small Heath may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I need to instruct a conveyancing solicitor for purchase conveyancing in Small Heath. I happened to land on a site which seems to have the perfect solution If it is possible to get all formalities completed via phone that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My husband and I are selling a Small Heath house we inherited 5 years ago in 2012. I have over a decades worth of conveyancing experience and, although retired, see no reason not to undertake my own legal work. The buyer's property lawyer has informed me that their bank will not allow us to do our own conveyancing insisting the funds to be transferred to a solicitor's bank account.

Mortgage instructions to property lawyers from all CML members specify that If the vendor is not legally represented the borrower's lawyers should check whether the lender needs to be told so that a decision can be reached as to whether or not they are prepared to proceed.